College Farm, 2 Queen Street, Tintinhull, Yeovil, BA22 8PQ

UPRN:30045882Semi-Detached Property5 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: E (54)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

College Farm, 2 Queen Street, Tintinhull, Yeovil, BA22 8PQ

HP Score

/ 100

Mixed

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

18 of 21 sources

Sale Estimate

£1,491,000

£1.19M - £1.79MLow

Estimate

£1.49M

Range

£1.19M – £1.79M

Rent Estimate (pcm)

£4,250

£4k - £5k

Monthly

£4,250

Yield

3.19%

Verdict

Derived from HomePortfolio scores

College Farm earns an INVESTIGATE rating with HP Score 63/100. Investment score 42/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (17/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

42/ 100

Mixed

Crime Score

7/ 100

Low

Walkability

17/ 100

Low

Transit & Bike

Transit 4Bike 26

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 3.2%; range width penalty ×0.66
- valuation_snapshotsrent estimate 4250/mo (range 3650-4800)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,756/mo, -88% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Risk & liquidity9.2/15
216 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£1,600,000

At the asking price

Monthly rent£4,250/mo

Evidenced range £3,650-£4,800

Interest rate5.4%

Loan to value75%

Cash required: £587,050
Net cash flow: -£2,458/mo
Cash on cash: -5.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.79 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsrent estimate 4250/mo (range 3650-4800)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 4250/mo (range 3650-4800)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£1,491,000

Rent Estimate (pcm)£4,250

Gross Yield3.19%

1y Growth+37.0%

3y Growth+0.1%

5y Growth-0.3%

10y Growth+3.2%

Last Sold Price£1,150,000 (2024-11-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BA22 8PQ

Approval Rate

-12mo

Development

low

26/02478/TCA
Notification of intent to carry out work to No. 6 trees within a Conservation Area. T1 - Maple - Remove the lowest branch to provide 2 meters clearance from wall T2 - Hazel - Remove 5x stems on the northern side of tree to clear from footpath. T3 - Laburnum - Dismantle to ground level. (Poor Vitality) T4 - Conifer - Dismantle to ground level. (Poor Vitality) T5 - Yew - Crown raise over lawn to 7ft above ground level. T6 - Beech - Reduce 4-5 branches crossing through the adjacent Yew by up to 3 meters.
Pending
26/02070/NMA
Non Material Amendment to approved application 20/02014/REM for Removal of Condition 6.
Approved
26/01940/COL
Application for a Lawful Development Certificate for the proposed erection of a detached garden room to the rear garden
Approved

View Planning Timeline

Ownership

Corporate Ownership71.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-11-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density-

Owner Occupied79%

Age Distribution

0-15 17%16-64 53%65+ 30%

View Area Profile

Schools Nearby

St Margaret's School, Tintinhull
0.3 mi
Good
Hill View School
0.7 mi
-
Stanchester Academy
1.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Ash Church of England Primary School
1.7 mi
Inspected as Ash Church of England Primary School (URN 123814) on 20 Feb 2024

2 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Cider Mill, 8 Queen Street
-
£625k
-
2 Queen Street
-
£1.15M
-
54 Queen Street
-
£275k
-
48 Queen Street
-
£195k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN